103 Hines Ave · Lehigh Acres, FL 33936

$142,500

2 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 31 Days on market

Built 1980 0.50 ac lot Est $262k · 46% under ↓ 16% since listing

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +5.9/10.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare handyman special on 1/2 acre in East Country Club. Motivated Seller!! Cash Only.

Key facts

• Brand new roof
• Half-acre home
• Prime location

Tags

• HALF-ACRE HOME
• BRAND NEW ROOF
• PRIME LOCATION

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Non-gated community; No association fee

Exterior

• Parking: Attached garage (1 covered/garage space)
• Utilities: Cable available; Septic tank; Well water
• Home design: Single-story home; Faces east; Resale property
• Construction: Block, concrete and stucco construction; Shingle roof
• Exterior features: Room for pool; Oversized lot; West exposure

Interior

• Bedrooms: No specific room types listed
• Flooring: Carpet flooring
• Bathrooms: 2 full bathrooms
• Interior features: Single hung windows; Tub with shower; Split-bedroom layout; Unfurnished

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $142k).
• Recommended offer: $138k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 4.7% in Lehigh Acres — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 59/100 on livability (#826 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, schools D-.
• Lee (suburban): math 47% / reading 50% proficiency, ranked #42 of 73 in FL (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.8%/yr); 641 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 36% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $985 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $105k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,225 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.09% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.39%
• DSCR: 1.46
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $261,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Hines Ave	0.22mi	3/1.0 (+1)	1,308 (+9%)	2mo	$285,000	$218	64

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.86×
• Total profit: $-5,696
• Equity at exit: $21,247

10-year hold

• IRR: 2.2%
• Equity multiple: 1.14×
• Total profit: $5,559
• Equity at exit: $12,321

Cash invested: $39,900 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33936

• Home prices YoY: -19.9%
• Rents YoY: -0.8%
• Active inventory: 641
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,560 medium
• Mortgage (P&I): −$747
• Tax from tax record: −$80 /mo · $959/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $345

Break-even live

Break-even rent $1,122

Max offer price $142,500

Occupancy floor 73%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $35,625
• Closing costs: $4,275
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1150 Rahway St Lehigh Acres, FL	2.0	2.0	833	$1,450	$1.74	3d	1	0.84mi
313 Melissa Ave Unit A Lehigh Acres, FL	3.0	2.0	1199	$1,575	$1.31	3d	1	1.33mi
315 Melissa Ave Unit A Lehigh Acres, FL	3.0	2.0	1199	$1,550	$1.29	3d	1	1.35mi
3803 E 6th St Lehigh Acres, FL	3.0	2.0	1100	$1,485	$1.35	24d	1	1.40mi

Listing history 13 events

1. 2026-06-07
   statusdays on market $142,500 Pending 31 DOM
2. 2026-06-03
   days on market $142,500 Active 28 DOM
3. 2026-06-02
   days on market $142,500 Active 27 DOM
4. 2026-06-01
   days on market $142,500 Active 26 DOM
5. 2026-05-31
   days on market $142,500 Active 25 DOM
6. 2026-05-18
   price $142,500
7. 2026-05-07
   soldstatus $105,000
8. 2026-05-06
   listed $140,000 Active
9. 2026-04-17
   soldstatus $85,000 Closed 85-char remark

   Show marketing remark (85 chars)

   Rare handyman special on 1/2 acre in East Country Club. Motivated Seller!! Cash Only.

10. 2026-04-07
    status Pending 85-char remark

    Show marketing remark (85 chars)

    Rare handyman special on 1/2 acre in East Country Club. Motivated Seller!! Cash Only.

11. 2026-04-01
    price $149,900 85-char remark

    Show marketing remark (85 chars)

    Rare handyman special on 1/2 acre in East Country Club. Motivated Seller!! Cash Only.

12. 2026-03-19
    price $159,900 85-char remark

    Show marketing remark (85 chars)

    Rare handyman special on 1/2 acre in East Country Club. Motivated Seller!! Cash Only.

13. 2026-03-04
    listed $169,900 Active 85-char remark

    Show marketing remark (85 chars)

    Rare handyman special on 1/2 acre in East Country Club. Motivated Seller!! Cash Only.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $959 · $80/mo
• Projected year-2 tax: $1,183 · $99/mo
• Expected delta: +$224/yr (+$19/mo · 23.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,714
• − Mortgage interest: −$7,982
• − Property taxes: −$959
• − Insurance: −$712
• − Repairs & maintenance: −$1,497
• − Management: −$1,497
• − Depreciation: −$4,145
• Taxable income: $1,921
• Est. tax owed @ 24.0%: −$461
• After-tax cash flow: $3,684/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Lee
• NCES district ID: 1201080
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $49,518
• Composite: 41.49/100
• National rank: #3458
• State rank: #42 of 73 in FL

Livability — Lehigh Acres

• Score: 59/100
• State rank: #826
• US rank: #20055

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment D+ Housing A+ Health & safety D- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lehigh Acres, FL
• County: Lee County · 788,662 people
• City population: 130,638
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 27,967
• Household income: $51,417
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 1027.0

Population outlook (Lee County) Hauer SSP2

• Today (2025): 871,946 people
• By 2030: 955,468 · +9.6%
• By 2040: 1,113,587 · +27.7%
• By 2050: 1,256,891 · +44.1%
• By 2075: 1,560,270 · +78.9%
• By 2100: 1,726,848 · +98.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Hispanic / Latino 44% White 41% Two or more races 21% Black 9% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 9% Cuban 18% Dominican 2%
• Common ancestry: Hispanic 3% Romanian 2% Lithuanian 1%
• Foreign-born: 28% · Canada, Jamaica
• Languages at home: 59% English-only · Spanish 36% French/Haitian/Cajun 3% Tagalog/Filipino 1%

Political lean MEDSL · Lee

• 2024 margin: Strong R (+28.4) · D 35.5% · R 63.9%
• 2008→2024 swing: -18.0pp toward R · 2008: -10.4pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+19.2 2016: R+20.4 2012: R+16.6 2008: R+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.78%
• Current HPI: 348.8631
• Rent YoY: ▼ -0.77%
• Metro: Cape Coral-Fort Myers, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

-16.1% since first listed

8 events — show timeline

• 2026-05-18 Price Changed $142,500 FORTMLS
• 2026-05-07 Sold (Public Records) $105,000 Public Records
• 2026-05-06 Listed $140,000 FORTMLS
• 2026-04-17 Sold (MLS) $85,000 FORTMLS
• 2026-04-07 Pending — FORTMLS
• 2026-04-01 Price Changed $149,900 FORTMLS
• 2026-03-19 Price Changed $159,900 FORTMLS
• 2026-03-04 Listed $169,900 FORTMLS

Property tax history

+8.6%/yr

Latest (2025): $959 · +10.2% YoY. Source: county tax records.